Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$85,212Cash toward the purchase price.
Closing costs + prepaids$12,289Not just lender fees.
Before credits & paid funds$97,500The complete starting cash picture.
Estimated remaining funds due at closing
$97,500No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$85,211.99
Your down payment$85,211.99
Closing costs + prepaids$12,288.50
Total buyer cash needed$97,500.49
Remaining funds due$97,500.49
Closing costs, itemized
Fees first, then prepaids and escrow.
Assumption fee$763.00
Credit report$200.00
Tax service$80.00
UMe assumption specialist (1%)$4,399.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,773.44
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$33.50
Prepaid interest, first (31 days)$864.56
Fees + prepaids$12,288.50
Your down payment is the seller’s equity. You take over the $354,688 balance, so the rest of the $439,900 price is paid at closing. A second mortgage can cover part of it. $97,500.49 is due at closing. Uses and sources reconcile at $452,188.50 each. Not a Closing Disclosure.